Change of Use from Office to Office and Dwelling.

Justification Statement

Revision 1

CONSULTANT: Sharplink Designs Ltd 29 Hillcote Close Sheffield S10 3PT 1.0 Introduction

This project involves the proposed change of use of part of an existing office to a dwelling at Avalon House, Cherry Tree Square, Queen Street, Tideswell. The adjacent standalone office currently occupied by a commercial tenant and is to be retained as a commercial premises and as such unaffected by the proposals.

The building is a traditionally constructed and originally built as a dwelling with an associated shop but following the previous granting of permission for change of use is now classified as offices.

This document is provided as an explanation to why the change of use back to a dwelling is being sought for part of the building (and retention of the commercial office for the remainder) and how the proposal better meets the current Planning Policies than the current office designation does.

2.0 History and Site Particulars

Avalon House comprises two separate offices, one of which is single storey in nature and unaffected by the proposal and the other, designated the proposal site, is two storey in nature and originally constructed as a dwelling.

The planning history for the site is as follows:

1982 planning consent – granted for change of use from a shop and house to offices. 1983 planning consent – refused for display of illuminated signs. 1984 planning consent – refused for display of four signs (two illuminated and two non-illuminated). 2008 planning consent – refused for the change of use from offices to office and dwelling.

The adjacent single storey office has undergone several internal improvements in more recent times the most significant being the creation of kitchen and toilet facilities for the sole use of this office.

The proposal site has had very little change to the internal layout since first constructed and is clearly laid out as a dwelling i.e. front room with fireplace, rear kitchen and bathroom and two small bedrooms to the first floor. It is difficult to see how this part of the building was ever actually used as a commercial office.

3.0 Justification for the Change of Use

The proposal site (two storey part of the building) is currently vacant and is not considered to be viable as an office space. The owner has identified that returning the usage back to a single dwelling for this part of the building offers a sustainable and economically viable use but is aware that the proposed change must be compliant with Structure Plan Policy (SPP) and Local Plan Policy.

Following consultations with The Peak District National Park Authority Planning Team it would appear that the proposed change of use would comply with all policy guidelines except SPP E4. This sets out to protect employment opportunities for local people.

To address this issue it is considered worthy to note the following:

1. The adjacent single storey office is unaffected by the proposals and to be retained. This office space has a current tenant and is considered to be viable as a commercial office space by virtue of being on one level and easily accessible from the front elevation by all users. The office has a self contained kitchen and toilet and has no link to the two storey element.

2. The proposal site (two storey element) has been vacant since April 2008 and the first floor totally unused since May 2007. The property has been actively marketed by Knight and Co since that time (evidence is available). Very little interest has been shown by any potential tenants, the main reason being reported is that the layout is of a typical dwelling and not suitable for use as offices. The applicant has also tried advertising the property on the internet using some of the online agencies but to date this has not generated any interest in the site. It is considered important to note that the proposal site has not generated any rental income since April 2008. To date no local people have shown any interest in this office.

3. The frontage to the proposal site (two storey part of the building) has traditional fenestration and does not have any sort of commercial frontage (display windows, signage etc). It is considered that this point alone severely restricts any sort of commercial or retail usage. Any sort of change to the elevation to improve this would be considered at odds with Conservation aims and considered unacceptable.

4. On Queen Street there are at least four other commercial properties vacant and being actively marketed all of which are considered to be better suited for commercial usage. This appears to support the fact that the proposal site (two storey office) at Avalon House is no longer required by local people.

It would appear that the Structure Plan Policy E4 is not actually affected by the proposal as employment has been safeguarded for local people from the retained single storey office facility. The two storey office has not resulted in employment for sometime and not considered likely to do so in the future. To actively make this element of the building more suitable for commercial usage would most likely be at odds with Conservation aims for Tideswell.

4.0 Recommendation

The applicant has actively tried to let the two storey building as offices for sometime without success. This has had the effect of loss of any income from rental of the property. It is considered that this part of the building is not viable as a commercial office facility and is best suited to use as a dwelling. This would also appear to best meet Conservation aims and policy for Tideswell.

The adjacent single storey element of the building is much more useable as a commercial office and has a long term lease in place. This element clearly offers significant employment potential and supports Structure Plan Policy E4.

It is recommended that the two storey element of the building is returned to a dwelling and the adjacent single storey office retained as a stand alone unit. This is considered to be in keeping with the original usage of the building when initially constructed and best meets the intentions of Structure Plan Policy E4 and Conservation aims.